{"id":685463,"date":"2026-04-25T20:40:14","date_gmt":"2026-04-25T18:40:14","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-saint-le-30-juin-2025-n23-01259\/"},"modified":"2026-04-25T20:40:14","modified_gmt":"2026-04-25T18:40:14","slug":"cour-dappel-de-saint-le-30-juin-2025-n23-01259","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/en\/cour-dappel-de-saint-le-30-juin-2025-n23-01259\/","title":{"rendered":"Cour d’appel de Saint, le 30 juin 2025, n\u00b023\/01259"},"content":{"rendered":"
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Par un arr\u00eat rendu par la Cour d\u2019appel de Saint\u2011Denis le 30 juin 2025, la juridiction a confirm\u00e9 l\u2019ordonnance d\u2019expulsion prononc\u00e9e \u00e0 l\u2019encontre d\u2019une occupante d\u2019une maison \u00e9difi\u00e9e sur deux parcelles contigu\u00ebs, au terme d\u2019un projet d\u2019am\u00e9nagement immobilier. L\u2019affaire trouve son origine dans l\u2019acquisition, par un op\u00e9rateur, de plusieurs parcelles destin\u00e9es \u00e0 un lotissement, puis dans l\u2019installation de l\u2019appelante dans une maison laiss\u00e9e vacante en 2019 et r\u00e9investie en 2020. Par jugement du 4 juillet 2023, le juge des contentieux de la protection de Saint\u2011Paul a ordonn\u00e9 la lib\u00e9ration des lieux, autoris\u00e9 l\u2019expulsion et allou\u00e9 une indemnit\u00e9 d\u2019occupation.<\/p>\n

L\u2019appelante a soutenu, en cause d\u2019appel, l\u2019incomp\u00e9tence mat\u00e9rielle du juge des contentieux de la protection au profit du tribunal judiciaire de Saint\u2011Denis, en raison d\u2019un moyen p\u00e9titoire tir\u00e9 de la prescription acquisitive et de droits successoraux all\u00e9gu\u00e9s. L\u2019intim\u00e9e a conclu \u00e0 la confirmation, en opposant des titres publi\u00e9s et l\u2019absence de preuve d\u2019une possession trentenaire. La Cour \u00e9nonce d\u2019abord que \u00ab Aux termes de l’article L. 213-4-3 du code de l’organisation judiciaire, le juge des contentieux de la protection conna\u00eet des actions tendant \u00e0 l’expulsion des personnes qui occupent aux fins d’habitation des immeubles b\u00e2tis sans droit ni titre \u00bb. Elle rappelle ensuite que \u00ab L’article 49 du code de proc\u00e9dure civile prescrit que toute juridiction saisie d’une demande de sa comp\u00e9tence conna\u00eet, m\u00eame s’ils exigent l’interpr\u00e9tation d’un contrat, de tous les moyens de d\u00e9fense \u00e0 l’exception de ceux qui soul\u00e8vent une question relevant de la comp\u00e9tence exclusive d’une autre juridiction \u00bb. Elle rel\u00e8ve enfin que \u00ab Ainsi, le litige porte bien principalement sur une demande d’expulsion d’une maison d’habitation d’une occupante dont il est all\u00e9gu\u00e9 qu’elle se trouve sans droit ni titre \u00bb.<\/p>\n

I. La comp\u00e9tence du juge des contentieux de la protection face \u00e0 une d\u00e9fense p\u00e9titoire<\/p>\n

A. Le p\u00e9rim\u00e8tre ratione materiae de la demande d\u2019expulsion<\/p>\n

La Cour caract\u00e9rise le c\u0153ur du litige par la finalit\u00e9 d\u2019expulsion d\u2019une occupante d\u2019un immeuble b\u00e2ti \u00e0 des fins d\u2019habitation. Elle cite l\u2019article L. 213\u20114\u20113 du code de l\u2019organisation judiciaire et rattache l\u2019action \u00e0 ce bloc de comp\u00e9tence sp\u00e9cial. L\u2019identification de l\u2019objet principal conditionne la suite du raisonnement, car la juridiction ainsi saisie conna\u00eet des moyens de d\u00e9fense incidenter tantum.<\/p>\n

Le rappel de l\u2019article 49 du code de proc\u00e9dure civile balise m\u00e9thodiquement l\u2019office du juge saisi de l\u2019expulsion. La Cour souligne que la juridiction comp\u00e9tente pour la demande principale peut conna\u00eetre des moyens de d\u00e9fense, y compris ceux impliquant l\u2019examen d\u2019un titre, sauf question relevant d\u2019une comp\u00e9tence exclusive distincte. L\u2019\u00e9nonc\u00e9, reproduit litt\u00e9ralement, marque la port\u00e9e du contr\u00f4le incident admis: \u00ab L’article 49 du code de proc\u00e9dure civile prescrit que toute juridiction saisie d’une demande de sa comp\u00e9tence conna\u00eet, m\u00eame s’ils exigent l’interpr\u00e9tation d’un contrat, de tous les moyens de d\u00e9fense \u00e0 l’exception de ceux qui soul\u00e8vent une question relevant de la comp\u00e9tence exclusive d’une autre juridiction \u00bb.<\/p>\n

B. Le crit\u00e8re du s\u00e9rieux et le refus de dessaisissement ou de sursis<\/p>\n

La Cour v\u00e9rifie si le moyen p\u00e9titoire soulev\u00e9 par l\u2019appelante atteint le seuil de s\u00e9rieux imposant un dessaisissement ou un sursis \u00e0 statuer. Elle constate, d\u2019une part, l\u2019absence d\u2019\u00e9l\u00e9ments probants quant \u00e0 une possession trentenaire continue, paisible et non \u00e9quivoque, et, d\u2019autre part, l\u2019installation r\u00e9cente de l\u2019occupante en 2020 apr\u00e8s une p\u00e9riode de vacance. Elle en d\u00e9duit que la question de propri\u00e9t\u00e9, telle qu\u2019all\u00e9gu\u00e9e, ne pr\u00e9sente pas de caract\u00e8re s\u00e9rieux au sens de la jurisprudence et ne dessaisit pas le juge.<\/p>\n

L\u2019affirmation selon laquelle l\u2019action demeure centr\u00e9e sur l\u2019expulsion assure la coh\u00e9rence de la solution retenue. L\u2019arr\u00eat le formule express\u00e9ment: \u00ab Ainsi, le litige porte bien principalement sur une demande d’expulsion d’une maison d’habitation d’une occupante dont il est all\u00e9gu\u00e9 qu’elle se trouve sans droit ni titre \u00bb. Ce cadrage permet de confirmer la comp\u00e9tence du juge des contentieux de la protection, tandis que l\u2019examen incident du moyen p\u00e9titoire demeure possible, sans transfert au tribunal judiciaire.<\/p>\n

II. La prescription acquisitive invoqu\u00e9e et la preuve de la propri\u00e9t\u00e9<\/p>\n

A. Les conditions de l\u2019usucapion et la charge probatoire<\/p>\n

La Cour rappelle le cadre normatif d\u2019ensemble, en rappelant la prescription des actions r\u00e9elles immobili\u00e8res et les attributs de la possession utile. Elle cite le code civil en des termes stricts et exigeants, conformes au droit positif. L\u2019arr\u00eat \u00e9nonce: \u00ab Selon les dispositions de l’article 2227 du m\u00eame code, le droit de propri\u00e9t\u00e9 est imprescriptible. Sous cette r\u00e9serve, les actions r\u00e9elles immobili\u00e8res se prescrivent par trente ans \u00e0 compter du jour o\u00f9 le titulaire d’un droit a connu ou aurait d\u00fb conna\u00eetre les faits lui permettant de l’exercer \u00bb. Il ajoute, s\u2019agissant de la possession: \u00ab Pour pouvoir prescrire, il faut une possession continue et non interrompue, paisible, publique, non \u00e9quivoque, et \u00e0 titre de propri\u00e9taire \u00bb.<\/p>\n

La Cour pr\u00e9cise la r\u00e9partition de la charge probatoire, dans des termes constants en jurisprudence. Elle retient que \u00ab La charge de la preuve de la propri\u00e9t\u00e9 incombe \u00e0 celui qui s’en pr\u00e9vaut. Mais la propri\u00e9t\u00e9 d’un bien se prouve par tous moyens \u00bb. Ce rappel, d\u2019apparence g\u00e9n\u00e9rale, a une port\u00e9e concr\u00e8te ici, puisqu\u2019il structure l\u2019appr\u00e9ciation des pi\u00e8ces produites et la valeur des courriers, constats et publications fonci\u00e8res vers\u00e9s aux d\u00e9bats.<\/p>\n

B. L\u2019application aux faits et l\u2019exclusion de la possession trentenaire<\/p>\n

L\u2019analyse factuelle est calibr\u00e9e et repose sur deux constats d\u00e9terminants. D\u2019abord, la maison a \u00e9t\u00e9 laiss\u00e9e vide en 2019, avant une r\u00e9installation \u00e0 l\u2019\u00e9t\u00e9 2020, ce qui rompt la continuit\u00e9 de la possession utile. Ensuite, l\u2019appelante ne justifie ni d\u2019un titre, ni de la jonction d\u2019une possession ant\u00e9rieure \u00e0 la sienne dans les conditions l\u00e9gales. La Cour rel\u00e8ve ainsi l\u2019aveu circonstanci\u00e9 d\u2019une occupation r\u00e9cente et l\u2019absence de preuve d\u2019actes mat\u00e9riels ant\u00e9rieurs caract\u00e9risant une ma\u00eetrise paisible et non \u00e9quivoque du bien \u00e0 titre de propri\u00e9taire.<\/p>\n

La cons\u00e9quence juridique en d\u00e9coule imm\u00e9diatement. La Cour tranche sans ambigu\u00eft\u00e9: \u00ab Ainsi, l’appelante \u00e9choue \u00e0 d\u00e9montrer la prescription acquisitive qu’elle invoque, reconnaissant clairement que la maison en cause \u00e9tait vide depuis le d\u00e9part de ses tantes en 2019 \u00bb. Le motif \u00e9carte corr\u00e9lativement toute pr\u00e9tention \u00e0 l\u2019h\u00e9ritage op\u00e9rant jonction de possession, l\u2019existence d\u2019une indivision successorale n\u2019\u00e9tant ni \u00e9tablie ni op\u00e9rante en l\u2019\u00e9tat, faute d\u2019identit\u00e9 d\u2019auteur et de continuit\u00e9.<\/p>\n

Cette solution s\u2019inscrit dans une ligne jurisprudentielle exigeant des indices concordants et prolong\u00e9s d\u2019animus et de corpus, et refusant le contournement des r\u00e8gles d\u2019expulsion par une d\u00e9fense p\u00e9titoire non \u00e9tay\u00e9e. La Cour confirme alors la validit\u00e9 des titres publi\u00e9s de l\u2019intim\u00e9e et l\u2019appr\u00e9ciation du premier juge sur l\u2019occupation sans droit ni titre, tout en maintenant la proportionnalit\u00e9 des suites p\u00e9cuniaires. Les demandes de dommages\u2011int\u00e9r\u00eats pour r\u00e9sistance abusive sont \u00e9cart\u00e9es, faute de preuve d\u2019un abus qualifi\u00e9, tandis qu\u2019une indemnit\u00e9 proc\u00e9durale est allou\u00e9e au titre de l\u2019article 700 du code de proc\u00e9dure civile, en consid\u00e9ration des frais irr\u00e9p\u00e9tibles expos\u00e9s.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Par un arr\u00eat rendu par la Cour d\u2019appel de Saint\u2011Denis le 30 juin 2025, la juridiction a confirm\u00e9 l\u2019ordonnance d\u2019expulsion prononc\u00e9e \u00e0 l\u2019encontre d\u2019une occupa…<\/p>\n","protected":false},"author":232070755,"featured_media":3924,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_crdt_document":"","_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_kj_source_type":"judilibre","_kj_official_id":"6866152a11adae0daca53367","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/6866152a11adae0daca53367","_kj_judilibre_id":"6866152a11adae0daca53367","_kj_jur":"Cour d'appel","_kj_lieu":"Saint-Denis de la R\u00e9union","_kj_chambre":"Chambre civile TGI","_kj_rg":"23\/01259","_kj_date":"2025-06-30","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-685463","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"\nCour d'appel de Saint, le 30 juin 2025, n\u00b023\/01259 - 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Un bail commercial initial autorisait la ...","rel":"","context":"In "Jurisprudence"","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/fabian-mardi-tQuEvmj83U4-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/fabian-mardi-tQuEvmj83U4-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/fabian-mardi-tQuEvmj83U4-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/fabian-mardi-tQuEvmj83U4-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/fabian-mardi-tQuEvmj83U4-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/fabian-mardi-tQuEvmj83U4-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":664415,"url":"https:\/\/kohenavocats.com\/en\/cour-dappel-le-19-mars-2026-n24-03071\/","url_meta":{"origin":685463,"position":3},"title":"Cour d’appel, le 19 mars 2026, n\u00b024\/03071","author":"Kohen","date":"23 April 2026","format":false,"excerpt":"La cour d'appel, statuant en r\u00e9f\u00e9r\u00e9, a rendu sa d\u00e9cision le 19 mars 2026. Des propri\u00e9taires de terrains de loisirs avaient conclu des baux annuels avec une o...","rel":"","context":"In "Code des assurances"","block_context":{"text":"Code des assurances","link":"https:\/\/kohenavocats.com\/category\/code-des-assurances\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/peter-bucks-cDueGDswXy8-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/peter-bucks-cDueGDswXy8-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/peter-bucks-cDueGDswXy8-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/peter-bucks-cDueGDswXy8-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/peter-bucks-cDueGDswXy8-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/peter-bucks-cDueGDswXy8-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":626166,"url":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-bobigny-le-16-octobre-2025-n25-07253\/","url_meta":{"origin":685463,"position":4},"title":"Tribunal judiciaire de Bobigny, le 16 octobre 2025, n\u00b025\/07253","author":"Kohen","date":"20 April 2026","format":false,"excerpt":"Le juge des contentieux de la protection de Saint-Ouen, statuant le 16 octobre 2025, examine une demande de r\u00e9siliation de bail pour d\u00e9faut de paiement. Le b...","rel":"","context":"In "Jurisprudence"","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/pawel-czerwinski-IJvuvpEtYg4-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/pawel-czerwinski-IJvuvpEtYg4-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/pawel-czerwinski-IJvuvpEtYg4-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/pawel-czerwinski-IJvuvpEtYg4-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/pawel-czerwinski-IJvuvpEtYg4-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/11\/pawel-czerwinski-IJvuvpEtYg4-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]},{"id":290835,"url":"https:\/\/kohenavocats.com\/en\/tribunal-judiciaire-de-saint-denis-le-30-juin-2025-n25-00092\/","url_meta":{"origin":685463,"position":5},"title":"Tribunal judiciaire de Saint-Denis, le 30 juin 2025, n\u00b025\/00092","author":"Kohen","date":"20 January 2026","format":false,"excerpt":"Le juge des contentieux de la protection du tribunal judiciaire de Saint-Denis a rendu un jugement le 30 juin 2025. Ce jugement statue sur une demande en constatation de r\u00e9siliation de bail pour d\u00e9faut de paiement et en expulsion. Le bailleur invoque l\u2019acquisition d\u2019une clause r\u00e9solutoire apr\u00e8s un commandement demeur\u00e9\u2026","rel":"","context":"In "D\u00e9cisions juridiques"","block_context":{"text":"D\u00e9cisions juridiques","link":"https:\/\/kohenavocats.com\/category\/decisions-juridiques\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/marina-vitale-ZYfLkRgZJQk-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/marina-vitale-ZYfLkRgZJQk-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/marina-vitale-ZYfLkRgZJQk-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/marina-vitale-ZYfLkRgZJQk-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/marina-vitale-ZYfLkRgZJQk-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/08\/marina-vitale-ZYfLkRgZJQk-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]}],"jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/685463","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/users\/232070755"}],"replies":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/comments?post=685463"}],"version-history":[{"count":0,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/posts\/685463\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media\/3924"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/media?parent=685463"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/categories?post=685463"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/en\/wp-json\/wp\/v2\/tags?post=685463"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}